Once you have that information, it's all about the math... don't forget to include closing costs, holding costs if the property is vacant and you won't be collecting rent during the rehab, taxes, insurance, allowance for maintenance and vacancy, etc.There are some calculators available under the Tools menu of BiggerPockets, so you might want to take a look at them to see if they will help you to determine your offer.

My threshold for decent is an 8% cap rate or better.I work as a farm finance consultant and I wrote this piece for my farm clients yesterday to help them get familiar w/ the math behind rental properties.  

im from frederick new to realestate i did all the home work and research i could do and still dont know were to start any advice

I HIGHLY recommend it even for the seasoned investor.So I have done the math.... with 200k bucks I can buy 30%cash 70 Loan - 6 houses around 100k....

Sometimes it's just simple math.

With cashflow like that, it does not matter even if you have to wait an extra 6 months before the tenant/buyer gets a mortgage.The math right here looks like this:Sales price -  $165,000less "All-in" $120,000add cashflow: $5,000equals $50,000 profitI get my tenant/buyer to pay for all the closing costs when they qualify for a mortgage.3) Get "no-hassle landlording".

Do these people do the leg work for you as well in terms of making sure the math on the property is realistic and able to meet rent expectations as well as securing those rent expectations when hired to managed? 

As my 11th day of becoming a real estate investor ive been learning alot.like the beginners guide to real estate investing said to do your homework prior to looking for deals and what not.i finally decided to do buy and hold investments and go from there.i spoke to one agent @kevinfox he had recommended me to go for the house hacking method. invest in a multifamily property thats less than 5 units. i will live in one and rent out the other units. this sounds absolutely awesome as your mortgage is being paid and you pretty much live for free. 

Thank you to all for the feedback and math lesson!

I would also be sure to err on the side of caution when doing your math and assume a 25% vacancy to ensure you can cover the loan and operation of the building if times run thin for you, that way you will easily withstand the 10% norm (or whatever it is in your area).